We went with a local firm for my conveyancing in Lampton recently. Reviewing the Terms it is apparent thatI am responsible for fees even if the sale aborts. Should I go with them or use an on-line solicitor practice promoting no completion no charge conveyancing in Lampton?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be higher to offset the conveyances that do not proceed. You should be mindful that such schemes generally do not protect you from expenditure for instance Lampton conveyancing search fees.
My partner and I are refinancing our maisonette in Lampton with Lloyds. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Lloyds conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Lampton 5 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical official documentation to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I am buying my first flat in Lampton benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about this deal as it will impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Given that I am about to part with £400,000 on 3 bedroom house in Lampton I would like to talk to a lawyer concerning thehouse move in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Lampton.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Lampton should be the figure that you end up paying.
I am an executor of my recently deceased mum’s Will, with a property in Lampton which is to be marketed. The bungalow is unregistered at the Land Registry and I'm advised that some purchasers will insist that it is completed before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.